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Completed 2016

The Topiary

D28 · Seletar / Yio Chu Kang · 11 Fernvale Lane

A 700-unit executive condo in D28, completed in 2016, on a 99-year lease from 2012 with about 84 years left. Developed by PEAK LIVING PTE LTD.

Source: Condo master (URA caveats); URA transactions, Nov 2026

84 yrs
Lease left
$1,548
Avg $psf, 12 months
39
Sales, 12 months
2016
Completed
Floor plans →

What brings you to The Topiary?

Buying here? Get a second opinion. 3-bedders here sold for $1.31M to $2.239M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

Stacked works with licensed property agents.

Get a second opinion
02 — Prices

The Topiary prices

Last 12 months
39
Sales
$1,548
Average $psf
$1,317 – $1,717
$psf range
$1.13M – $2.9M
Price range
By bedroom type
Last 12 months
TypeSalesAvg $psfPrice rangeSize
2-Bedroom5 sales$1,530 psf$1.13M – $1.18M753 sq ft
3-Bedroom21 sales$1,559 psf$1.31M – $2.24M904–1,335 sq ft
5-Bedroom1 sale$1,334 psf$2.9M2,174 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size
Last 12 months
SizeSalesAvg $psfAvg pricePrice range
700–899 sq ft5 sales$1,530 psfAvg $1.15M$1.13M – $1.18M
900–1,099 sq ft22 sales$1,561 psfAvg $1.53M$1.31M – $1.73M
1,100–1,299 sq ft8 sales$1,572 psfAvg $2.01M$1.85M – $2.22M
1,300–1,599 sq ft9 sales$1,525 psfAvg $2.09M$1.83M – $2.24M
2,000–2,499 sq ft1 sale$1,334 psf$2.9M
Average $psf by year
In 2025, sales here averaged $1,484 psf, in line with the D28 average of $1,486 psf for private homes (condos, apartments and ECs).
This condoD28 average
Show as a table
YearThis condoD28 average
2026$1,547$1,494
2025$1,484$1,486
2024$1,402$1,424
2023$1,265$1,345
2022$1,169$1,249
2021$1,043$1,161
2020$979$1,141
2019$883$1,230
2018$882$1,174
2017$830$1,135
2016$849$1,004
2015$846$987
Sales by year
1,130 sales since 2012; the busiest year was 2013 with 678. The 2026 bar covers Jan–Nov.
New saleResale
Show as a table
YearNew saleResaleTotal
202603737
202506666
202404040
202304141
202207474
20210163163
202001111
2019033
2018033
2017134
2016606
2015303
2014000
20136780678
2012101
Sales in the last two years
108 sales, newest first. Units show the floor only.
DateUnitSizePrice$psfType
16 Oct 2026#15-XX1,087 sq ft · 3-Bedroom$1.58M$1,453 psfResale
16 Sep 2026#18-XX753 sq ft · 2-Bedroom$1.18M$1,559 psfResale
15 Sep 2026#16-XX915 sq ft · 3-Bedroom$1.41M$1,541 psfResale
10 Sep 2026#03-XX1,389 sq ft$1.86M$1,339 psfResale
7 Sep 2026#03-XX1,259 sq ft · 3-Bedroom$1.85M$1,469 psfResale
21 Aug 2026#12-XX1,335 sq ft · 3-Bedroom$2.24M$1,677 psfResale
18 Aug 2026#11-XX1,055 sq ft$1.73M$1,635 psfResale
6 Aug 2026#05-XX753 sq ft · 2-Bedroom$1.15M$1,526 psfResale
24 Jul 2026#20-XX1,055 sq ft$1.73M$1,635 psfResale
24 Jul 2026#04-XX1,087 sq ft · 3-Bedroom$1.61M$1,481 psfResale
Show all 108 sales
Compared with nearby condos

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

The Topiary rent

Leases starting Sep 2025–Aug 2026
42
Leases
$4,000
Median rent a month
$1.71M
Avg sale price, 12 months
2.8%
Est. gross yield

D28 median rent: $3,200 a month; est. gross yield 2.6%.

By bedroom type
TypeLeasesMedian rentMiddle halfD28 medianEst. yield
2-Bedroom6 leases$3,125 median$3,025 – $3,325D28 $3,2003.3% yield
3-Bedroom21 leases$3,800 median$3,775 – $4,175D28 $3,8002.7% yield
4-Bedroom15 leases$4,700 median$4,600 – $4,900D28 $5,000– yield
Rent and yield compared with nearby condos

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease
84years left of 99
2012Ends 2111

99-year lease from 3 Jul 2012. About 84 years remain as of Nov 2026.

Source: Condo master (URA caveats)

05 — Unit mix

The Topiary floor plans by bedroom type

10 layouts, from a 753 sq ft 2-bedroom to a 2,131 sq ft 5-bedroom. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range
2-Bedroom 1 753 sq ft 1 layout · 753 sq ft
A1753 sq ft
3-Bedroom 7 915 – 1,539 sq ft 7 layouts · 915 – 1,539 sq ft
C31,087 sq ft D11,259 sq ft B3915 sq ft B2915 sq ft D1-G1,539 sq ft C3-G1,302 sq ft B2-G1,130 sq ft
4-Bedroom 1 1,970 sq ft 1 layout · 1,970 sq ft
P11,970 sq ft
5-Bedroom 1 2,131 sq ft 1 layout · 2,131 sq ft
P22,131 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

06 — Location

Near The Topiary

MRT stations
SW Fernvale LRT 730 m · 9 min walk
SW Layar LRT 1.1 km · 13 min walk
SW Thanggam LRT 1.3 km · 16 min walk
SW Kupang LRT 1.9 km · 23 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools
Within 1 km
Fernvale Primary School 310 m · 5 min walk
Sengkang Green Primary School 530 m · 8 min walk
Within 2 km
Fern Green Primary School 1.3 km · 20 min walk
Hougang Primary SchoolPopular 1.6 km · 25 min walk
Anchor Green Primary School 1.7 km · 24 min walk
Rosyth SchoolPopular 1.8 km · 30 min walk
Yio Chu Kang Primary School 1.9 km · 30 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities
Park Ang Mo Kio Linear Park 2.1 km · 25 min
Clinic Fernvale Family Clinic 210 m · 3 min
Supermarket Cold Storage / Giant 600 m · 7 min
Hawker centre Fernvale Hawker Centre & Market 750 m · 9 min
Map of the area around The Topiary, with nearby MRT stations and primary schools
Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

07 — Nearby

Condos and supply around The Topiary

Upcoming supply
Serangoon North View2.5 km · about 222 units · 0.8 ha Available for application

Source: URA transactions; URA land sales; OneMap distances, Nov 2026

08 — From Stacked

Read more about The Topiary

Jul 2025 Why Seletar Park Residence Underperformed—Despite Its District 28 Location And Large Unit Sizes Dec 2022 An EC Made $1.38m In Profits? 10 Most Profitable Executive Condos In The Past 10 Years Sep 2024 Which Resale Executive Condos Are The Cheapest In 2024? We Break It Down By Bedroom Type May 2022 Record Breaking $1.4 Million HDB Costs Too Much? The Alternatives May Not Be Any Better Mar 2021 Units Of The Week Issue #55 Jun 2020 Is An Executive Condo Still Worth It: An Analysis of 53 ECs

14 more articles mention The Topiary.

Source: Stacked Homes editorial

09 — FAQ

Questions about The Topiary

How many years are left on the lease at The Topiary?

About 84 years. It is a 99-year lease from 2012.

When was The Topiary completed?

2016.

How many units does The Topiary have?

700 units, up to 23 storeys.

What sizes are the 3-bedroom units?

915 to 1,539 sq ft across seven layouts.

What is the price psf at The Topiary?

39 sales in the last 12 months averaged $1,548 psf, ranging from $1,317 to $1,717 psf.

What did the latest sale go for?

A 1,087 sq ft unit sold for $1.58M ($1,453 psf) on 16 Oct 2026.

How much is the rent at The Topiary?

Leases starting Sep 2025–Aug 2026 had a median rent of $4,000 a month ($3,125 for a 2-bedroom, $3,800 for a 3-bedroom and $4,700 for a 4-bedroom). That is an estimated gross yield of about 2.8%, before costs.

What is the nearest MRT station?

Fernvale LRT (SW), a 9-minute walk (730 m). Layar LRT (SW) is 1.1 km away.

Which primary schools are within 1 km?

Fernvale Primary School, 310 m away and Sengkang Green Primary School, 530 m away.

Who developed The Topiary?

PEAK LIVING PTE LTD.

Answers generated from the data on this page, Nov 2026